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HomeMy WebLinkAboutPlanning Commission Recommendation Memorandum Date: Jun¤ ΐΖǾ ΑΏΐΘ To: - ¸®± 6¨­¨²  ­£ #¨³¸ #®´­¢¨« From:' ¡¤ &«®¢ªǾ 3¤­¨®± 0« ­­¤± Subject: 3´¬¬ ±¸ ®¥ 0« ­­¨­¦ #®¬¬¨²²¨®­ 2¤¢®¬¬¤­£ ³¨®­ ¥®± $®¶­³®¶­ 2¨µ¤±¥±®­³ ________________________________________________________________________________________________________________ 4§¨² ¬¤¬® ¨²   ²´¯¯«¤¬¤­³ ³® ³§¤ !¦¤­£  )³¤¬ 3´¬¬ ±¸ Ȩ!)3ȩ¯±®µ¨£¤£ ¥®± ³§¤ *´­¤ ΑΓǾ ΑΏΐΘǾ ¯´¡«¨¢ §¤ ±¨­¦ ®­ ³§¤ $®¶­³®¶­ 2¨µ¤±¥±®­³ « ­£ ´²¤  £®¯³¨®­ ¯ ¢ª ¦¤ȁ 7¨³§ ³§ ³ !)3Ǿ ¸®´ receivedǾ  ¬®­¦ ®³§¤± ³§¨­¦²Ǿ ³§¤ ¯±®¯®²¤£ ®±£¨­ ­¢¤Ǿ   ²´¬¬ ±¸ ®¥ ³§¤  £®¯³¨®­ ¯ ¢ª ¦¤Ǿ  ­£  ¢¢¤²² ³® ³§¤ ¥´«« ±¤¢®±£ ®¥ ¬ ³¤±¨ «² ³® £ ³¤ȁ 4§¨² ¬¤¬® ¯±®µ¨£¤² ³§¤ 0« ­­¨­¦ #®¬¬¨²²¨®­Ȍ² ±¤¢®¬¬¤­£ ³¨®­ȁ Background 4§¤ 0« ­­¨­¦ #®¬¬¨²²¨®­ §¤«£ the¨­¨³¨ « ¯´¡«¨¢ §¤ ±¨­¦ ®­ ³§¤ ¯±®¯®²¤£  £®¯³¨®­ ¯ ¢ª ¦¤ ®­ - ¸ ΖǾ ΑΏΐΘȁ &®««®¶¨­¦  ­ ®¯¤­ ±¤¢®±£ ¯¤±¨®£ ³®  ¢¢¤¯³  ££¨³¨®­ « ³¤²³¨¬®­¸Ǿ ³§¤ Commissioners ¢®­£´¢³¤£ £¤«¨¡¤± ³¨®­²  ³ ³§±¤¤ ²¤¯ ± ³¤ ¬¤¤³¨­¦² ®­ *´­¤ ΒǾ Γ  ­£ ΐΐǾ ΑΏΐΘȁ 4§¤ 0« ­­¨­¦ #®¬¬¨²²¨®­ recommend² ³§ ³ ³§¤ #¨³¸ #®´­¢¨« approv¤  «« ¤«¤¬¤­³² ®¥ ³§¤ « ­£ ´²¤ ¯ ¢ª ¦¤ȁ 4§¤ ´­ ­¨¬®´² ±¤¢®¬¬¤­£ ³¨®­ ¥®±  ¯¯±®µ « ®¥ ³§¤ ®µ¤± «« « ­£ ´²¤  £®¯³¨®­ ¯ ¢ª ¦¤ ȨΓȀΏȩǾ however, ¨­¢«´£¤² ²¤µ¤± « ±¤¢®¬¬¤­£¤£ ¢§ ­¦¤² ³® ³§¤ ¯±®¯®²¤£ ¢®£¤ « ­¦´ ¦¤ ¥®± $®¶­³®¶­ Riverfron³ 3¯¤¢¨ « !±¤  :®­¤ Ȩ3-DR)Ǿ ¶§¨¢§  ±¤ ¯±¤²¤­³¤£ ¡¤«®¶  ­£ ¨­ Attachment Aȁ !² ¯ ±³ ®¥ ¨³² ±¤¢®¬¬¤­£ ³¨®­Ǿ ³§¤ 0« ­­¨­¦ #®¬¬¨²²¨®­  «²® ¶¨²§¤£ ³® ¢ «« ¸®´±  ³³¤­³¨®­ ³® ³¶® ²¯¤¢¨¥¨¢ ³®¯¨¢² ³§ ³ ¨­µ®«µ¤£ ¨­¥®±¬ « ²¯«¨³ µ®³¤²Ǿ ¶§¨¢§  ±¤  «²® £¨²¢´²²¤£ ¡¤«®¶ȁ .®³  «« 0« ­­¨­¦ #®¬¬¨²²¨®­¤±² participatedǾ ²®¬¤  ¡²¤­t ¥®± ³± µ¤« ®± ®³§¤± ¢®¬¬¨³¬¤­³²Ǿ  ­£ ®­¤ C®¬¬¨²²¨®­¤±Ǿ +±¨²³¤­ 4 ¸«®± Ȩ#§ ¨±ȩ,±¤¢´²¤£ §¤±²¤«¥ £´¤ ³®   ¢®­¥«¨¢³ ®¥ ¨­³¤±¤²³ ¡¤¢ ´²¤ §¤± ¥¨±¬ 4"' !±¢§¨³¤¢³²  ­£ 0« ­­¤±² ¶®±ª¤£ ®­ ³§¤ ³¤­³ ³¨µ¤ ²´¡£¨µ¨²¨®­ ¬ ³¤±¨ «² ¨­¢«´£¤£  ² ¯ ±³ ®¥ ³§¤  £®¯³¨®­ ¯ ¢ª ¦¤ȁ The 0« ­­¨­¦ #®¬¬¨²²¨®­ intends ³® § µ¤  ³ «¤ ²³ ®­¤ ±¤¯±¤²¤­³ ³¨µ¤  µ ¨« ¡«¤  ² ¯ ±³ ®¥ ³§¤ #®´­¢¨« ¯±®¢¤²²Ǿ ³® §¤«¯ ¢®¬¬´­¨¢ ³¤ its ±¤¢®¬¬¤­£ ³¨®­  ­£  ­²¶¤±  ­¸ °´¤²³¨®­² ³§ ³ ¬ ¸  ±¨²¤ȁ R¤¢®¬¬¤­£¤£ #§ ­¦¤² ³® $± ¥³ 3-$2 :®­¨­¦ !² ¯ ±³ ®¥ 0« ­­¨­¦ #®¬¬¨²²¨®­Ȍ²´­ ­¨¬®´² ȨΓȀΏȩ ±¤¢®¬¬¤­£ ³¨®­ ¥®±  ¯¯±®µ « ®¥ ³§¤ ®µ¤± «« « ­£ ´²¤  £®¯³¨®­ ¯ ¢ª ¦¤Ǿ ³§¤ 0« ­­¨­¦ #®¬¬¨²²¨®­ ¨­¢«´£¤£ ²¯¤¢¨¥¨¢ ±¤¢®¬¬¤­£¤£ ¢§ ­¦¤² ³® ³§¤ £± ¥³ ¢®£¤  ¬¤­£¬¤­³² ³§ ³ ³§¤¸ £¨²¢´²²¤£ ¨­ £¤³ ¨«ȁ 4§¤²¤ ²¯¤¢¨¥¨¢ ¢§ ­¦¤²  ±¤ ²¤³ ¥®±³§ ¨­ !³³ ¢§¬¤­³ !  ­£  ±¤ ²´¬¬ ±¨¹¤£  ² ¥®««®¶²Ȁ A)4® ¨­¢®±¯®± ³¤  ££¨³¨®­ « step-¡ ¢ª²  ­£ §¤¨¦§³ ±¤²³±¨¢³¨®­² ¥®± ²¯¤¢¨¥¨¢ 3-$2 ¯±®¯¤±³¸ ­®±³§ ®¥ Γ!µ¤­´¤ ®­ ³§¤ ¤ ²³ ²¨£¤ ®¥ (¨¦§ 3³±¤¤³³® §¤«¯ protect ¦ ¨­²³ ¨¬¯ ¢³² ®­ ³§¤ §¨²³®±¨¢ th ¢§ ± ¢³¤± ®¥ ³§¤ ȏ0¤®¯«¤Ȍ² - ±ª¤³Ȑ ¡´¨«£¨­¦  ­£ ȏ( ¬ (®´²¤Ȑ ³® ³§¤ ­®±³§Ǿ  ¢±®²² ³§¤  ««¤¸ȁ B) 4®  ¬¤­£ ³§¤  ¯¯±®µ « ¢±¨³¤±¨  ¥®± $¤²¨¦­ 2¤µ¨¤¶ ¨­ %# ΘȁΒΐΘΏȨΑȩ³® ±¤°´¨±¤  ­  ¯¯«¨¢ ­³ ³® ¢®¬¯«¸ ¶¨³§ ³§¤ “D¤²¨¦­ /¡©¤¢³¨µ¤²”²³ ³¤£ ¨­ ³§¤ ¢®£¤  ² ¯ ±³ ®¥ ³§¤ ¯´±¯®²¤ ®¥ ³§¤ 3-$2 ¹®­¤  ­£ ³® ¢« ±¨¥¸ ³§ ³ £¤²¨¦­ ±¤µ¨¤¶ ¢ ­­®³ ¡¤ ´²¤£ ³®  ««®¶  ­ obstruction®¥   µ¨¤¶ ¢®±±¨£®± ¶¨³§ ¡´¨«£¨­¦² ®± ²³±´¢³´±¤²ȁ 4§¤ ȏ$¤²¨¦­ /¡©¤¢³¨µ¤²Ȑ «¨²³¤£ ¨­ ³§¤ £± ¥³ ¢®£¤  ³ %# ΘȁΒΐΒΏȨΑȩ Ȩ ³ ¯ ¦¤ ΐΒΖ ®¥ ³§¤ #®´­¢¨«Ȍ² *´­¤ ΑΓǾ ΑΏΐΘ  ¦¤­£  ¯ ¢ª¤³ȩ  ±¤Ȁ ȨΑȩ $¤²¨¦­ /¡©¤¢³¨µ¤² ȁ 4§¤ £¤²¨¦­ ®¡©¤¢³¨µ¤² ®¥ ³§¤ 3-$2 :®­¤  ±¤ ³®Ȁ Ȩ ȩ #±¤ ³¤   ȏ¯¤®¯«¤ ¯« ¢¤Ȑ ³§ ³ ¨²  ¢³¨µ¤Ǿ µ¨¡± ­³Ǿ  ¢¢¤²²¨¡«¤Ǿ  ­£ ¬´«³¨-use. 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property located north of 4th Avenue by: Making changes to the draft code text at EC 9.3155(3) and (4), shown on page 146 of o the City Council’s June 24 packet (see highlight, below); Adding a new Figure EC 9.3155(3)(g) (see below); and o Making revisions to add the new height standard “G” to Figure 9.3155(3) S-DR Zone o Height Regulating Plan shown at page 152 of the City Council’s June 24 packet (see below). (3)Building Height. Minimum and maximum building heights shall be determined using Figure EC 9.3155(2 3) S-DR Zone Height Regulating Plan and Figures EC 9.3155(3)(a) through (g).In the event of a conflict between the written text and the figures, the figures shall control. Notwithstanding the provisions in EC 9.6715 and EC 9.6720, trellises, structures providing weather protection, architectural features, and other devices may be erected no more than 12 feet above the height limits established in this land use code, whether such structure is attached to it or freestanding. (4) Building Stepbacks. Required building step-backs in the S-DR Zone are shown on Figures EC 9.3155(3)(a) through (g) and on Figure 4-3 of the Downtown Riverfront Specific Area Plan. Step-backs are measured from the front of the building facing a primary street, from the side of the building adjacent to an alley and or, where applicable, from the side of the building when abutting the S-DR/CL subdistrict. Figure 9.3155(3)(g) S-DR Zone Height Standard “G” 1 Attachment A June 17, 2019, Memorandum Figure 9.3155(3) S-DR Zone Height Regulating Plan 2 Attachment A June 17, 2019, Memorandum B) Planning Commission Recommends more stringent requirements for approving an alternative to S-DR development standards through the City’s Design Review process by: Making changes to the draft code text at EC 9.3190 shown on page 191-192 of the o City Council’s June 24 packet (see highlight, below). 9.3190 S-DR Downtown Riverfront Special Area Zone Design Review. (1) As an alternative to designing a development that complies with applicable standards in the S-DR Zone, w W here explicitly stated that the Design Review process can be used to approve an alternative to a particular applicable standards, an applicant may apply for approval of a proposed development through the Design Review process beginning with EC 9.8110 Design Review-Purpose. (2) The planning director shall approve, conditionally approve, or deny a Design Review application based on compliance with the following criteria: (a) The criteria at EC 9.8030(16)(a)1. through 3. apply to alternative designs pursuant to EC 9.3150(3), EC 9.3160(7), EC 9.3165(1), EC 9.3180(3), EC 9.3181(3), and EC 9.3182(3). (b) The criteria at EC 9.8030(16)(a)3. apply to alternative designs pursuant to EC 9.3147(7). (c) The criteria at EC 9.8030(16)(a)3. apply to alternative designs pursuant to EC 9.3185(4). (d) Except as provided in (c), above, the Cultural Landscape and Open Space Design Guidelines in the Downtown Riverfront Specific Area Plan apply to uses in the S-DR/CL subdistrict pursuant to EC 9.3185(2). (a) Consistency with the design objectives at EC 9.3130(2). (b) Alternatives proposed pursuant to EC 9.3160(5), EC 9.3180(3), EC 9.3181(3), and EC 9.3182(3) shall demonstrate that the alternative proposal will allow the project to achieve an equivalent or higher quality design than would result from strict adherence to the standards through: 1. A building orientation, massing, articulation, and façade that contributes positively to the surrounding urban environment; and 2. An overall site and building design that creates a safe and attractive pedestrian environment. Design elements for this purpose may include special architectural design features, high quality materials, outdoor seating, pedestrian-scaled lighting, prominent entries facing the street, multiple openings or windows, and a significant use of clear, untinted glass. (c) Alternatives proposed pursuant to EC 9.3185(4) shall demonstrate that the alternative proposal will allow the project to achieve an equivalent or higher quality design than would result from strict adherence to the standards through: 1. An overall site design that includes public green space, interpretive sites, public art, vistas, and/or historic 3 Attachment A June 17, 2019, Memorandum structures that teach about the history of Eugene’s Downtown Riverfront; and 2. An overall site design that includes habitat enhancement areas that promote educational opportunities and demonstrate ecological enhancement in urban environments. (d) New buildings and structures shall not obstruct view corridors identified on Figure 9.3155(3) or reduce the minimum dimensions specified in EC 9.3155(15). C) Planning Commission Recommends clarifying how to measure the distance limitation for off-street parking by: Making changes to the draft code text at EC 9.3165(1)(a) shown on page 174 of the o City Council’s June 24 packet (see highlight, below). (a) Location of Required Off-Street Parking. Required off-street parking shall be located on the development site, anywhere within the S-DR Zone boundary, or within ¼ mile (or 1,320 feet) of the S-DR Zone boundary as measured along the route of the shortest existing public way or private street, in accordance with EC 9.6410(1)(a). D) Planning Commission Recommends being more specific regarding restrictions in view corridors by: Making changes to the draft code text at EC 9.3155(15) shown on page 148 of the o City Council’s June 24 packet (see highlight, below); and Making revisions to extend the view corridor boundaries on Figure 9.3155(3) S-DR o Zone Height Regulating Plan shown at page 152 of the City Council’s June 24 packet (see Figure 9.3155(3), above). (16 5) View Corridor Requirements. To ensure that development provides v View corridors shall be provided in those areas identified on Figure 4.4 EC 9.3155(3) of the Downtown Riverfront Specific Area Plan, in addition to compliance with other applicable standards of the S-DR Zone,. View corridors shall be a minimum 40 feet in width, shall be in alignment with public rights-of-way, and shall be unobstructed by buildings or structures except as permitted at EC 9.3155(6). development shall comply with the following: (a) Sky-bridges, pedestrian walkways, and similar elements that connect buildings are permitted encroachments within view corridors. (b) Permitted encroachments shall be consistent with the minimum dimensions shown in Figure 9.3155(1) S-DR Zone Encroachments. 4